This Form 8825 guide explains the IRS Rental Real Estate Income and Expenses of a Partnership or an S Corporation. Form 8825 reports covered rental real estate activity for the entity return. It is different from the rental schedule used directly on an individual return. Property-level income, expenses and other requested information should be reconciled before the entity result is allocated or transferred.
Reviewed October 31, 2026. This is an independent guide. The version and availability information below identifies the IRS documents used for this page.
What Form 8825 does and who prepares it
A partnership or S corporation uses the schedule for the rental real estate income and expenses covered by its instructions.
For the connected reporting route, see Form 1065. Keep the role of that document separate from the task explained on this page.
| Official form | Form 8825 |
|---|---|
| IRS title | Rental Real Estate Income and Expenses of a Partnership or an S Corporation |
| Guide period | the applicable reporting period |
| Target version | Dec 2025 |
| Availability | Current IRS catalog PDF |
| Last checked | October 31, 2026 |
Get the Form 8825 PDF and check its status
Use the IRS source to confirm the document before completing a real filing. The download link is a reference to the official file; it is not a statement that every copy inside the PDF may be printed and submitted. Follow any instructions about electronic filing, scannable copies, recipient copies or attachments.
Which version of Form 8825 should you use?
This form follows a revision or continuing-use format rather than a new title for every calendar year. Check the revision printed on the document and the period requested inside it. A revision date, transaction date and tax year are different pieces of information. The current document should be read with the instructions that apply to the actual transaction or return.
Records to gather for Form 8825
- Property-level rent records.
- Expense invoices.
- Ownership and basis information.
- Depreciation schedules.
- Entity books.
Keep a working reconciliation with these records. It should show the source of each reported item, any correction made before filing and the reason a different amount appears on a connected form. This is especially useful when a statement is corrected or a prior-year balance continues into the current calculation.
How to work through Form 8825
- Confirm applicability. Start with the purpose, filer category and version of the form. Complete any eligibility or applicability question before spending time on the numerical calculation.
- Prepare the source workpapers. Gather the records listed below and reconcile their totals. Keep prior-year balances, current-year transactions and estimated payments separate where they serve different purposes.
- Complete dependent calculations first. When a line refers to another form, schedule or worksheet, finish that supporting calculation first. Preserve any classification, limitation and carryforward information.
- Follow the line sequence. Use the actual line labels and arithmetic in the applicable form. A line number from an older version may refer to something different after a revision.
- Reconcile the filing package. Check names, identifying numbers, tax periods, totals and required attachments. Then use the filing method, signature process and deadline that apply to this filer and form.
Form-specific IRS instructions and reporting details
The following points retain the operative wording of the IRS documents linked above. Read each point with its stated conditions and the applicable form version. References to another form or section describe a connected requirement; they do not mean that every reader must file every referenced document.
Rental Real Estate Income and Expenses of a Partnership or an S Corporation Section references are to the Internal Revenue Code unless otherwise noted.
What’s New Which version to use. For tax years beginning in 2025, use the December 2025 revision of Form 8825. Use the November 2018 revision of Form 8825 for tax years beginning in 2018, before 2025. Use prior revisions of this form for earlier tax years. All revisions are available at IRS.gov/Form8825. Allowable codes for other information. New codes were added to provide additional information relating to gain or (loss) associated with acquisitions, dispositions, or other transactions. Enter applicable codes in column (c) of line 1. Line 2.
Report rental real estate gross rents and other income related to rental real estate activity separately on lines 2a and 2b. Schedule A (Form 8825). If you’re a partnership or S corporation that is required to file Schedule M-3, you must use new Schedule A (Form 8825), Rental Real Estate Other Deductions, to report other deductions and include the total amount on Form 8825, line 17.
Partnerships and S corporations use Form 8825 to report income and deductible expenses from rental real estate activities, including net income (loss) from rental real estate activities that flow through from partnerships, estates, or trusts. Before completing this form, see Passive Activity Limitations in the instructions for Form 1065 or Form 1120-S, especially for the definition of “rental activity.”
Additional reporting conditions
Complete lines 20a through 23 on page 1 only once. The figures on lines 20a and 20b should be the combined totals from all pages. The number of columns to be used for reporting income and expenses on this form may differ from the number of rental real estate activities the partnership or S corporation has for purposes of the passive activity limitations. For example, a partnership owns two apartment buildings, each located in a different city. For purposes of the passive activity limitations, the partnership grouped both buildings into a single activity.
Although the partnership has only one rental real estate activity for purposes of the passive activity limitations, it must report the income and deductions for each building in separate columns. However, if the partnership or S corporation has more than one rental real estate activity for purposes of the passive activity limitations, attach a statement to Schedule K that reports the net income (loss) for each separate activity. Also, attach a statement to each Schedule K-1 that reports each partner’s or shareholder’s share of the net income (loss) by separate activity.
See Passive Activity Reporting Requirements in the information that must be provided for each activity. Don’t report on Form 8825 any of the following.
For each property in column (a), enter the street address, city or town, and ZIP code. If the property is located outside the United States, enter the postal code and country. Specify the type of property by entering one of the following codes in column (b).
Calculations and supporting information
For each property, enter the number of days rented at fair market value in column (d) and number of days with personal use in column (e). For details, see section 280A.
Your interest expense may be limited. See the Instructions for Form 8990, Limitation on Business Interest Expense Under Section 163(j), for more information.
For partnerships and S corporations that don’t have a Schedule M-3 filing requirement, enter all other deductions for each property listed. All others, see Schedule A next.
Enter the address and type of each rental real estate property. For each rental real estate property listed, report the number of days rented at fair rental value and number of days of personal use. Attach page 2 to list additional properties. See instructions. (a) (b) (c) (d) (e) Physical address of each Type Type Fair rental days Personal-use days property (street, city, state, (Enter code 1–8; see (Enter code A–I; see ZIP code) page 2 for list.) page 2 for list.)
Enter the address and type of each rental real estate property. For each rental real estate property listed, report the number of days rented at fair rental value and number of days of personal use. See instructions. (a) (b) (c) (d) (e) Physical address of each Type Type Fair rental days Personal-use days property (street, city, state, (Enter code 1–8; see (Enter code A–I; see ZIP code) below for list.) below for list.)
Reading the lines and boxes
These selected labels come from the linked target PDF. They are a reading aid, not a replacement for the full line instructions or a completed calculation. Match the label and document version before transferring any amount.
| Line or box | Label in the source form | What to check |
|---|---|---|
| 1 | Enter the address and type of each rental real estate property. For each rental real estate property listed, report the number of | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
| 4 | Auto and travel | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
| 5 | Cleaning and maintenance | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
| 8 | Interest (see instructions) | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
| 9 | Legal and other professional fees | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
Further selected fields
| Line or box | Label in the source form | What to check |
|---|---|---|
| 10 | Real estate taxes | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
| 13 | Wages and salaries | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
| 14 | Depreciation (see instructions) | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
| 15 | Reserved for future use | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
| 16 | Reserved for future use | Check the applicable line instructions and keep the source workpaper with the return records. Transfer only the information that matches the field and reporting period. |
A practical example
A partnership owns several rental properties. Its preparer records income and expenses by property, checks depreciation and reconciles the rental schedule with the entity books before preparing partner information.
This example illustrates the order of the review. It does not assume an unverified deduction, exemption, treaty rate or final tax amount. The applicable form instructions and the actual records determine the result.
Common mistakes to avoid with Form 8825
- Keep separate properties and expense categories identifiable.
- Do not confuse entity rental reporting with individual Schedule E reporting.
- Review passive-activity and partner or shareholder reporting consequences separately.
Questions about Form 8825
Does receiving or downloading this form mean I must file it?
A partnership or S corporation uses the schedule for the rental real estate income and expenses covered by its instructions. The form purpose and the applicable filing or furnishing conditions determine the action. Downloading a blank PDF does not itself create a filing obligation or establish eligibility for a tax benefit.
Is the revision date always the same as the tax year?
No. Some forms show a tax year, while continuing-use forms show a revision date and ask separately for the reporting period. Check the actual document and instructions. Do not relabel a payment or transaction solely because it was reported in a later calendar year.
What should I do if the underlying information is wrong?
Keep separate properties and expense categories identifiable. Keep the original record and the correction trail. The issuer correction process, an amended return and an updated certificate can be different procedures. Choose the process that matches the document and the actual error.
Which records should I keep with the completed form?
Retain the source documents, applicable worksheets, submitted version and filing or furnishing confirmations. For this form, the working file should include property-level rent records, expense invoices, ownership and basis information. Keep continuing balances and prior-year support for as long as they remain relevant under the applicable recordkeeping rules.
Related forms and next steps
Use these guides when the connected issue applies to your records. Each page has its own purpose, reporting year and availability status.